458 Elgin Gd SE

Awesome end-unit with extra windows. Upgrades galore and neat as a pin. Double-master plan with dual ensuites, plus a half-bath on the main. Vaulted main level with 13-foot ceilings and extra big windows to let the light shine in. Rich hardwood and porcelain tile through-out the main level. Entertain in the massive kitchen with a breakfast bar island and a separate dining area open to the main level through iron railings. Each bedroom boasts walk-in closets. Don’t forget the insulted double attached garage. Located in the heart of Elgin in McKenzie Towne; close to restaurants, transit and many other amenities. Situated just off the centre courtyard, and right beside visitor parking for the convenience of your guests.

To view more photos, floor plan, virtual tour and full listing details visit my web page.

56 Silverado Range Cl SW

What a great place to call home! Perfect starter home in Silverado with lots of space; over 1600 sq.ft developed. Huge main floor with hardwood floors and soaring vaulted ceilings for that airy feel. Open maple kitchen with a walk-in pantry and a large breakfast bar. The master bedroom is big too, with a generous walk-in closet and views to the back yard. The family room boasts lots of space and big bright windows plus a fireplace. Low-maintenance landscaping with a great composite deck and fence and room for a 2 car garage. Also included are 2 sheds for extra storage. walking paths and a great playground are half a block away. Conveniently located close to public transportation, shopping, coffee shops and dining. There is tremendous value here.

To view more photos, floor plan, virtual tour and full listing details visit my web page.

With Christmas season in full swing, you’re probably dividing your free time between madly shopping and decking your halls. But if you have your home on the market, how can you bring a little festive cheer without turning off potential buyers?

The key is moderation. Christmas decorations can make your home look its best, with their coordinated colours, shiny accents, and cheerful mood. They can also send out a siren call to go overboard, filling up every single flat surface with whatever cute little doodad you can find, either at the store or in your child’s backpack coming home from school. Resist! A little coordination and restraint goes a long way. Next year, when you’re in your new property, you can go full Griswald.

That goes for the outside too. By all means, string some lights, but try to go with a consistent theme: if you’re using a string of multi-coloured lights, go with that over the whole house instead of alternating with solid white or blue strings just because you found them in the garage. In fact, hiring a professional might be well worth the money to give your home the absolute best holiday curb appeal.

Using an artificial tree will also save you a tonne of clean-up time before each viewing. While the natural pine scent is an appealing signifier of Christmas, it comes along with a whole lot of stubborn needles.

Beyond decorations, do whatever you can to make viewing your property convenient for potential buyers. Time is in short supply for everyone in December, so try to be flexible. Maybe consider hiding presents, wrapping, and so on at a relative’s place to free up closet and storage space. Bumping up the heat a little, and having some homemade gingerbread cookies on offer, can also go a long way toward cozying things up.

Finally, if you really want to sell your property in December, make sure your Realtor is dedicated to the same outcome: that means being available to you when needed, not just when it’s convenient. Have a candid conversation with your agent to be sure you’re on the same page.

Want more tips on selling? Check out our Sellers Guide! Looking for a dedicated Realtor? Contact us!

The white stuff has fallen again, this time in a much more seasonally appropriate manner than September’s snowpocalypse (I can’t believe spell check doesn’t have a problem with that word), and it’s time to double check your home is winterized if that hasn’t been done already. One key appliance for Calgarians over the next several months will be the furnace, and you want to make sure that puppy is running smoothly and reliably; a 10:00 pm emergency repair call in -30 degree weather could cost you a small fortune.

It’s a wise idea to contact your favourite trusted furnace specialist sometime in the fall for a tune up, just to ensure everything’s running as it should. There are a couple things you can take care of yourself as well, though.

Your furnace filter should be changed every one to three months, and some recommend that cheap fibreglass filters are actually better for your furnace than expensive high efficiency ones; check with a professional to be sure of what’s right for your system. Check your air return ducts for drafts, and seal with metallic tape any that you find. There are several more steps that more industrious homeowners can do, but unless you’re a confident do-it-yourselfer, call a pro.

Also consider creating setbacks on your digital thermostat, lowering the temperature when you’re away or asleep, and raising it back up again when you’re around. This can lead to some significant cost savings on your gas bill – up to 15 percent according to the Canadian Centre for Housing Technology – as long as you are prepared to find the right balance. Lowering the temperature by too much can lead to an uncomfortable house, high humidity, and reduced airflow, which may not be worth the money saved; a two degree change is the safest bet, offering some savings with little downside.

Have any other tips for keeping your house warm? Share them in the comments!

Looking for a new house to enjoy this winter? Contact me!

As oil prices drop due to increased production and reduced global demand (I filled up for 98.9 at Costco this week), I’ve heard rumblings from people fearful of property values plummeting along with the price of crude. It’s not a foolish worry: Calgary’s market fluctuations have often risen and fallen along with our province’s energy economy, as one would logically expect. Not this time, however, at least, not yet.

The Globe and Mail ran an excellent breakdown in early October describing Calgary’s continually strong market growth, as the median house price rose to nearly $490,000 in September, up $10,000 from the month previous. According to PricewaterhouseCoopers and the Urban Land Institute, Calgary and Edmonton are the top markets in Canada for real estate investors. The survey quoted by the Herald notes the increasing numbers of young adults moving to Alberta for employment are helping drive condo sales as they enter the market looking for urban dwellings; as they age, their housing needs will progress, too, meaning we will likely see a very healthy market for a decade or more.

While increased prices aren’t necessarily music to the ears of those looking to buy their first property, they speak to the stability and robustness of the city’s market, making investment in Calgary real estate a sound decision in many cases (although your personal mileage may vary – I’m not offering personal financial advice here). Thinking of jumping in? Check out my Buyers Guide, then contact me to set the wheels in motion.

99 Bridlewood Common SW

What a great family home. Over 1800 developed square feet including the fully finished walk-out basement. Hardwood and tile on the main floor. Open kitchen with a breakfast bar, eating area and sliding patio doors to a 20’x10′ deck. South back yard. Jetted tub in one of three full baths. Large master bedroom with a full en suite. Its all here. Oh yeah, and don’t forget about the Garagemahal! It is rare to find such an impressive one; big, extra-sized double garage with a 10′ ceiling and a taller 8′ door; also insulated & drywalled, side-lit & top-lit, heated (radiant ceiling) and has a 40A pony panel.

To view more photos, floor plan, virtual tour and full listing details visit my web page.

# 13 722 4a St NE

2 storey apartment with in-suite laundry! Excellent location within walking distance to Downtown, restaurants, and shopping. This home features new carpet, tile, quality laminate flooring, updated kitchen and bathroom. Large living room/dining room combination with sliding doors to a balcony. Upper level feature two good sized bedrooms, laundry room, bath and an additional entrance to the home via the 3rd floor. Pride of ownership shows! Secure underground parking plus a security doors make for secure living. Great home, great value!

To view more photos, floor plan, virtual tour and full listing details visit my web page.

If you’re strapped for cash, is it more cost-effective to rent or to buy your home? This is the eternal question, amongst those who like to debate real estate strategy anyway, and I doubt I’ll solve it with a definitive answer here, but there are plenty of factors to consider when figuring out which method of putting a roof over your head is easier on the wallet.

Let’s start with renting. When you rent your place, your landlord is responsible for pretty much all the maintenance and upkeep; unless you decide to do something cosmetic on your own dime – paint the bathroom pink, for example – your rent covers anything and everything. Furnace conks out? Not your problem (other than being cold until it’s fixed). Roof is due for repair? The owner’s gotta pony up. Freak hailstorm rips off your siding? You get the idea. Add to this absolution from financial obligation the fact that you need only purchase tenant’s insurance covering the cost of your belongings – and not homeowner’s insurance that includes the property itself – and renting can appear to be a real bargain.

Of course, rental rates in Calgary are famously high, and rising. Mayor Nenshi actually used the ‘g’ word in describing some landlords’ policies in recent years. You’ll almost always pay significantly more in rent than you would on a mortgage each month.

So let’s look at homeownership. First off, you’ve got to pull together a down payment of at least 5 percent of the property’s value. So buying a $300,000 home would necessitate at least a $15,000 deposit – a fair stretch more than the first and last months’ rent needed to secure a rental property. Once you’ve bought, though, your monthly mortgage payments can look pretty sweet compared to rent. With a 4 percent fixed interest rate and a 25 year amortization, that $285,000 mortgage would require about $1500 per month in payments (maybe a little more when factoring in CMHC insurance – we aren’t being exact here); the average rental rate for a two-bedroom home in Calgary is about $1600. Consider that every payment you make on your home is building equity, as opposed to disappearing into a black hole, and the value of ownership becomes clearer.

Of course, as an owner you take on the financial responsibilities renters get to ignore: home maintenance is perpetual, homeowners’ insurance is more expensive (although its still pretty cheap), and property tax bills show up each year. There’s no getting around the fact that if you’re living paycheque to paycheque, you may be better off renting, at least until you can build up a nest egg.

If you can swing it at all, though, maybe by cutting expenses somewhere or picking up some extra hours, long-term home ownership definitely provides the greatest financial security. Each month you own more of your property, giving you equity that can be leaned upon in tough times or built up as part of a retirement strategy. Mortgage payments are not just checking off shelter on your list of necessities, they are also improving your financial future. Don’t like maintenance or yard work? Consider a condo, which can give you the financial leg up without the hassle of owning a lawn mower.

The decision to rent or to buy is deeply personal, revolving around your own individual circumstances and financial goals. If you’re interested in talking about your options with a professional, contact me today with no obligation.

One question I get asked from time to time is, “How do you get paid?”, and its a pretty good query. Some misinformed folks think a brokerage house provides a monthly salary, while others believe Realtors are paid from both the buyer and the seller of a property. Here’s how it all really goes down, in simplified terms:

Realtors work strictly on commission, payable at the close of a deal. That means the real estate agent who works to sell a home for three months, spending time and incurring costs, gets no money in return if the property doesn’t end up selling. That’s just a cost of doing business. The commission amount is negotiable, both in the total percentage and in the split between the listing and the selling agent. Traditionally in Calgary, for an average house, the commission works out to about 4 percent (7% of the first $100,000 + 3% of the balance) with half going to the seller’s agent and half to the buyer’s agent.

Some agents must also share their commission with their broker, meaning that an individual Realtor could end up with as little as a quarter of the commission on the sale as gross pay, depending on their broker agreement.

As Realtors, we are running a small business and as such have a laundry list of expenses that must be paid from the commissions: office space, technology updates, photography, home staging, advertising, MLS fees, and so on.  To be successful, then, an agent must maintain a good number of listings and clients at all times, offer the absolute best possible customer service, give back to the community, and maintain a rainy day fund.

Hopefully this is illuminating to those thinking of buying or selling with a Realtor: know that the agent won’t get paid until they deliver a result, and a lot of that money is spoken for well in advance of the cheque being cashed. Not that one can’t make a very good living as an excellent Realtor, but you certainly earn your pay.

123 Silvercreek Gr Nw

**OPEN HOUSE Sun Oct 05 1-4pm** Brand new listing. What a fantastic family home! This one has been in the family since new, and this is the first time it’s been offered for sale. Prime location on a quiet circle facing a central green space and steps away from walking paths in Silvercreek Park with trails to the Bowmount Natural Area. Houses seldom come up for sale here. South back yard with lots of mature trees. Pristine condition, well maintained throughout the years with upgrades along the way, including a sun room and upper balcony off the master bedroom, a cantilever in the dining room, basement development including another bathroom and a wet bar, newer windows and roof, and on, and on. This home has “good bones” with a wonderful floor plan. Recently painted inside and out; it is completely livable as-is, or a candidate for renovations.

To view more photos, floor plan and virtual tour visit my web page.